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AM AAPPCC > Measurement Subs > Flashcards

Measurement Subs Flashcards

1
Q

You say you are aware of the different methods of measurement, could you tell me what those are?

A
  • Trundle wheel - measuring land
  • Lasers
  • Tape
  • Rod
  • Promap / Edozo you can measure the building
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2
Q

What are the problems with using lasers?

A

They are generally accurate within 1.5mm - 200m but:

  • Bright sunlight may distort figures
  • Need to be calibrated regularly
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3
Q

What basis of measurements are there and where can they be found?

A

GEA, GIA, NIA - Found in the Code of Measuring Practice 2015 (GUIDANCE NOTE)

IPMS

GLOBAL PS RICS PROPERTY MEASUREMENT 2018

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4
Q

When would you use GEA?

A

GEA is when you are measuring the Area of a Building including THE THICKNESS OF EXTERNAL WALL

Includes - the thickness of the external wall
- columns

Excluded - canopies
- parking

Use for Rating and PLanning

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5
Q

What is GIA and when would you use it?

A

GIA is measured to the internal face of the perimeter wall

Includes: - Columns

            - Stairwells
            - Garages
            - WCs

Excludes: - Canopies

             - External balconies
             - Thickness of perimeter walls

Used for measuring Industrial Units / Retail Warehouse

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6
Q

What is NIA and when would you use it?

A

Measuring the Net Internal Area of the property to the internal face of the perimeter wall.

Includes: - Kitchens

            - Atria
            - Ramps
            - Non structural walls

Excludes: - WCs

             - Stairwells
             - Permanent circulation areas
             - Columns
             - Plant rooms
             - Areas under 1.5m

Used for retail and offices on a dual basis.

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7
Q

What is the purpose of the RICS PS Property Measurement 2018

A

AIM:

  1. CONSISTENCY - To provide consistency for property measurement across the world.
  2. TRANSPARENCY

EFFECTIVE MAY 2018

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8
Q

What are the general principles set out in the RICS PS Property Measurement 2018?

A
  • DATE your measurements
  • MEASURING METHODOLOGY ADOPTED
  • CONVERSION FACTOR
  • CLEARLY DOCUMENTED
  • RETAIN RECORDS
  • MUST DOCUMENT YOUR REASON FOR NOT USING IPMS
  • MEMBERS REPORT ON A DUAL BASIS - until IPMS is embedded in market.
  • At present - MEMBERS MUST ADVISE CLIENTS ON THE BENEFITS OF IPMS
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9
Q

What are the benefits of IPMS?

A
  • Increased TRANSPARENCY of property data.
  • CONSISTENT language for the property world.
  • Easier property portfolio BENCHMARKING.
  • Greater CREDIBILITY for valuation professionals world-wide (www.ipmsc.org)
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10
Q

What are the definitions of IPMS?

A

IPMS 1 - Offices - Planning or building cost (GEA)

IPMS 2 - Offices - Agency & Valuation purposes (GIA)

IPMS 3 - Agency & Valuation Purposes (NIA)

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11
Q

What does IPMS 1 state?

A

Measure building including EXTERNAL WALLS

Included - covered galleries
(stated sep) - Balconies

Excludes: - External stairwells
- Patios, refuse areas.

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12
Q

What does IPMS 2 state?

A

Measure whole building TO INTERNAL DOMINANT FACE

IDF: the inside finished surface area comprising of 50% or more of Floor to Ceiling height.

Included - covered galleries and balconies
(stated sep)

Excludes: - External stairwells
- Patios, refuse areas.

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13
Q

What does IPMS 3 state?

A

Measure part of building in EXCLUSIVE USE to the INTERNAL DOMINANT FACE

IDF - the inside finished surface area comprising of 50% or more of floor to ceiling height.

includes: columns, internal walls!!, areas under 1.5m

Included but stated separately - covered galleries and balconies and roof terraces

Excluded: Shared common facilities eg. WCs, lifts, stairs.

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14
Q

You mention you measured an industrial unit in Wapping on a GIA basis, what did you include and not include?

A

GIA is measured to the internal face of the perimeter wall

Includes: - Stairwells
- WCs

Excludes: - Thickness of perimeter walls

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15
Q

Was there a mezzanine? If there was would you have included this in your measurement?

A

Yes if it was permanent

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16
Q

What else did you measure?

Industrial Unit Wapping

A

Site Cover 80%

Eaves height of 5m

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17
Q

What is the institutional specification for industrial buildings?

A
  • Steal Portal Frame
  • Insulated steel profiled cladding walls and roof
  • 8m Clear eaves height
  • Full Height Loading Doors
  • Approx Site cover 40%
  • 5-10 % office content
  • Plastic coated Steal Cladding
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18
Q

What was your MR for your industrial building in Wapping?

What yield did you adopt?

A

£10

6%

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19
Q

What was the measurement of the site?

A

10,000 sf

20
Q

What were lease terms for industrial properties in the area?

A

5 -10 years

21
Q

How long was left on the lease?

A

5 years

22
Q

Describe the industrial unit in Wapping

A
  • 5.4 Eaves Height
  • Steel Portal Frame
  • Profile metal Cladding
  • Pitched metal clad roof
  • Warehouse floor - concrete construction
  • 5 car parking spaces
  • WCs
  • Recently refurbished
23
Q

How did you measure site cover?

A

Using promap and walking the boundary do see when on site where the building and boundary ends

24
Q

What are the differences between NIA and IPMS 3?

A
  • IPMS 3 is measured to the Internal Dominant Face, rather than the inside finished surface.
  • IPMS3 - includes measurements under 1.5m
  • IPMS - includes columns
  • IPMS - areas taken to mid point of partition wall between occupiers
  • IPMS - Covered galleries and balconies are included and stated separately.
25
Q

For your retail unit in Portsmouth for rent review purposes you measured the unit on an NIA basis, What did you include and exclude?

A

Measuring the Net Internal Area of the property to the internal face of the perimeter wall.

Includes: - Kitchens

            - Atria
            - Ramps
            - Non structural walls

Excludes: - WCs

             - Stairwells
             - Permanent circulation areas
             - Columns
             - Plant rooms
             - Areas under 1.5m

Used for retail and offices on a dual basis.

26
Q

If it was for rent review purposes, did you include fitout by the tenant

How did you get around the tenants fit out?

A

No as it was disregarded in the lease.

There was a gap behind the tenants fit out and I also cross-checked the measurements upstairs.

27
Q

You mentioned you zoned the retail property in Portsmouth, What is Zoning?

A

Zoning is encompassed by the halving back principle.

The further you go back the less valuable the space is.

I used zone depths of 6.1m and applied that to the shop in Portsmouth.

I used A/1 Zone A

A/2 Zone B

A/4 Zone C

A/10 Remainder

I adopted A/20 for the first floor.

28
Q

What was your ITZA compared to your overall Sq ft

A

ITZA = 800 sq ft

Overall = 1,800 sq ft

29
Q

What did you take into consideration on inspection of your retail unit in Portsmouth?

A
  • Retail Pitch
  • Condition
  • Frontage
30
Q

What are Zone A rates in Portsmouth?

A

£120 psf ZONE A

31
Q

Describe the Retail Unit in Portsmouth

A
  • Solid brick wall construction
  • Frontage
  • Good position on the high street
  • Ground floor and first floor (offices above)
  • Beneath residential and a pitched roof
  • Good condition
32
Q

What other deductions did you deduct for your retail unit in Portsmouth?

A
  • Permanent circulation areas
  • 1.5 m
  • Plant rooms
33
Q

What would did you exclude?

A
  • outdoor stairwells
34
Q

If there was a frontage on the side of the street too what would you do?

A
  • Increase rent by a percentage as exposure could be very beneficial
  • Zone from the other frontage as well
35
Q

Do you have to measure IPMS?

A

YES but IF CLIENT WANTS TO REPORT on NIA then must put BENEFITS !!
- Consistency

36
Q

Why do the RICS make you keep records of IPMS?

A

Having measurements in reports for future

37
Q

What are the downsides to using laser?

A
  • Areas of high natural light - eg. outside
  • Industrial units that are too large - max distance 200m
  • Human error
  • Make sure they are calibrated
  • AY has a policy they are to be sent back every 6 months to the factory.
38
Q

Where do you measure a shop from?

A
  • The Building Line
  • Include frontage
  • Front of the unit stops
  • Shopping centre – brass strip
39
Q

Typical scale for a floor plan in a lease?

A

Typical scale of a lease scale?

  • 1:50 / 1:100
  • 1:1 – actual size
40
Q

What are the 2 main documents for measurement?

A

RICS PS on Property Measurement 2018

RICS Code of Measuring Practice 2015

41
Q

Why was IPMS Introduced?

A
  1. CONSISTENCY

2. TRANSPARENCY

42
Q

What is the difference between residential and office IPMS 3?

A

IPMS for residential is a lot more complex.

There is IPMS 1, 2, 3 and then IPMS 3 is divided up into 3 sections.

IPMS 3A, IPMS 3B, IPMS 3C.

I used IPMS 3C for my residential portfolio. This involved measuring the apartments on a room by room basis, measuring to the IDF.

43
Q

For your industrial unit in Wapping, what did you EXCLUDE?

How would you measure the office in an industrial?

A

This particular unit did not have the following but I am aware you would exclude:

  • External stair wells
  • Canopies
  • Parking

OFFICE SPACE MEASURED GIA

44
Q

You mentioned you measured the Eaves height, how high were they?

A

5m

45
Q

How did your industrial unit compare to GRADE A office spec?

A
  • It was in good condition
  • Steel portal frame construction
  • Steel profiled cladding walls and roof
  • This did not offer office space which usually Grade A would have 5-10%
  • Site cover of 70% rather than 40%

AM AAPPCC (9 decks)

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